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Germantown Appendices.Pdf Forward gerPlamnninga Boanrd Dtraoft w n February 2009 Technical Appendices Technical Appendices Sector Plan for the Germantown Employment Area: An Amendment to the Germantown Master Plan Source of copies: The Maryland-National Capital Park and Planning Commission 8787 Georgia Avenue Silver Spring, Maryland 20910-3760 Online version: Germantown Forward http://mcparkandplanning.org/germantown/GermantownForward.shtm montgomery county planning department The Maryland-National Capital Park and Planning Commission Technical Appendices Sector Plan for the Germantown Employment Area: An Amendment to the Germantown Master Plan Prepared by the Maryland-National Capital Park and Planning Commission 8787 Georgia Avenue Silver Spring, Maryland 20910-3760 SECTOR PLAN FOR THE GERMANTOWN EMPLOYMENT AREA: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN TECHNICAL APPENDICES APPENDIX 1: PLANNING FRAMEWORK .................................................................................................................................................................................. 3 APPENDIX 2: GERMANTOWN PLANNING AREA DEMOGRAPHICS ......................................................................................................................................... 9 APPENDIX 3: SCHOOL CAPACITY ANALYSIS .......................................................................................................................................................................... 15 APPENDIX 4: GERMANTOWN HOUSING REPORT................................................................................................................................................................. 17 APPENDIX 5: CHURCHILL TOWN SECTOR ............................................................................................................................................................................. 35 APPENDIX 6: TOP 100 GERMANTOWN BUSINESSES (RANKED BY EMPLOYMENT) .............................................................................................................. 49 APPENDIX 7: MAJOR RETAILERS IN GERMANTOWN (RANKED BY EMPLOYMENT) ............................................................................................................. 53 APPENDIX 8: WATER AND SEWER CAPACITY ....................................................................................................................................................................... 55 APPENDIX 9: ENVIRONMENTAL RESOURCES ANALYSIS ....................................................................................................................................................... 57 APPENDIX 10: CULTURAL AND HISTORIC RESOURCES TABLE ................................................................................................................................................ 65 APPENDIX 11: GERMANTOWN CULTURAL RESOURCES ......................................................................................................................................................... 69 APPENDIX 12: HISTORIC PRESERVATION ELEMENTS ............................................................................................................................................................. 83 APPENDIX 13: DENSITY DISTRIBUTION ................................................................................................................................................................................... 97 APPENDIX 14: CONNECTIONS: TRANSPORTATION ANALYSIS ................................................................................................................................................ 99 APPENDIX 15: STATION REQUIREMENTS FOR CORRIDOR CITIES TRANSITWAY (CCT) STATIONS ........................................................................................ 113 APPENDIX 16: BIKEWAYS ...................................................................................................................................................................................................... 115 APPENDIX 17: TRAIL CONNECTIONS .................................................................................................................................................................................... 117 APPENDIX 18: RECREATION NEEDS ...................................................................................................................................................................................... 119 APPENDIX 19: PARKS AND OPEN SPACES ............................................................................................................................................................................. 121 APPENDIX 20: GERMANTOWN AMENITY FUND PROJECTS .................................................................................................................................................. 129 APPENDIX 21: PROPOSED CAPITAL IMPROVEMENT PROJECTS ........................................................................................................................................... 131 APPENDIX 22: URBAN SERVICE DISTRICT LEGISLATION ....................................................................................................................................................... 135 APPENDIX 23: TRANSIT MIXED-USE ZONE ........................................................................................................................................................................... 161 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN TECHNICAL APPENDICES 1 PLANNING BOARD DRAFT – FEBRUARY 2009 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN TECHNICAL APPENDICES 2 PLANNING BOARD DRAFT – FEBRUARY 2009 APPENDIX 1: PLANNING FRAMEWORK From the Germantown Master Plan, 1989 The Germantown Planning Area is located in residential transitions from the more densely that Germantown develop into a ―new community‖ Montgomery County, Maryland, some 25 miles developed corridors. Gaithersburg, Germantown, similar to new communities such as Reston and northwest of Washington, D.C., along Interstate and Clarksburg are the three corridor cities Columbia. Unlike these new communities, Highway I-270. It contains approximately 11,000 designated by the General Plan along I-270. however, Germantown could not be developed by acres within a three-by-five mile area. This planning Diagrammatically, a ―corridor city‖ as originally a single developer, because the land ownership area is bisected by I-270 and is bounded by Great envisioned in the General Plan was to have a was fragmented among many different parcel and Little Seneca Creeks and their tributaries. single center of employment and shopping holders. To offset this problem, a new community activities surrounded by residential development. was proposed where the County government The General Plan for Montgomery County, known The residential area decreased from high-density, would seek to coordinate the efforts of many generally as ―On Wedges and Corridors,‖ was adjacent to the core, to low-density, at the edge of individual landowners to create as cohesive a adopted by the Maryland-National Capital Park the corridor city. ―new town‖ as could be achieved within the and Planning Commission in 1964 and approved existing powers available. This approach was a by the Montgomery County Council in 1969. Its Several events have occurred since the late ―first‖ in the United States. Local government was purpose is to help establish overall policies for 1960‘s to alter this idealized concept for a corridor going to attempt to guide and stage development development of the Maryland-Washington city. The rapid rail transit system envisioned in the through its planning, zoning, subdivision and Regional District and to relate these policies to the General Plan has not been extended through the capital programming processes. metropolitan framework. Corridor Cities and the roadway network proposed in the General Plan has been modified. These The major objectives of the 1974 Master Plan The General Plan envisioned development changes, plus the land use policies of the City of were to: radiating outward from Washington, D.C., in a Gaithersburg, have resulted in a multi-nodal series of corridor cities along the major Corridor City development pattern. Despite these support the development of Germantown as a transportation corridors, with wedges of lower events, the principal purposes and objectives of distinct community having its own identity; density between them. The basic concept of the the ―wedges and corridors‖ concept are still valid General Plan is to focus growth along the I-270 and remain the basic policy guide for the County. surround Germantown with a greenbelt of and I-95 corridors and to prevent urbanization of parks; the wedges between these radial corridors. The The intent of the 1974 Master Plan was to fulfill intent is to preserve those areas for agriculture the objectives of the General Plan. More establish a Village Center and Town Center and open space uses and to provide low-density specifically, the 1974 Master Plan recommended Concept; GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN TECHNICAL APPENDICES 3 PLANNING BOARD DRAFT – FEBRUARY 2009 concentrate employment areas along I-270 very small portion of the existing and approved Current development in Germantown, to a large and the B&O railroad; housing stock. extent, is a response to the economic forces
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